I think it's a great market, but been relatively expensive.

I’ve contacted some property managers and I think it’s a good investment.

Since the start of the year, I've read a handful of BP books:- Rental Property Investing (Brandon Turner)- How to Invest in Real Estate (Brandon Turner/Josh Dorkin)- Investing in Real Estate with No (and Low) Money Down (Brandon Turner)- BRRRR (David Greene)- Multifamily Millionaire Volume 1 (Brandon Turner/Brian Murray)- Start with Strategy (Dave Meyer), currently readingI was thinking of using the equity to BRRRR small multifamily properties and combine some concepts from both the BRRRR and Multifamily Millionaire books (specifically making cash offers via HELOC to secure distressed properties, ideally vacant to set market rents).

I think when you hire a PM you have 3 choices 1)  A very small local provider (<15 units) and they tend to me 1-2 person operations, they are the one unclogging toilets, answering guests, etc and it is tough to do everything, so things lack. 2) A large/nationwide provider where you are only a number and they usually lack local resources 3) A mid size local provider who have resources and you are not just a number.Through effective revenue management with a revenue manager, and being listed on 15+ sites including Marriott Homes & Villas, JetBlue and Allegiant Airlines, Hyatt and Amex Travel (coming soon) we are bringing in more revenue than most can self managing, offsetting our fee.One of the top questions I tell people to ask their manager is the fees, who keeps them? 

Think bigger, deal find smarter.

This is something that is not exclusive to Smartland, almost every property manger budgets like that, but I think it's deceptive and can be a big deal when you're already dealing with thin margins. 

I was thinking of it as working out of my home, similar to if I used a room as an office for 'xyz' LLC.

Mark, I think I made it clear I am looking for the opposite of hand holding. 

It thinks I’ve actually clicked on each new notice. .)

So I’m thinking it’s better to replace rather than repair.